My partner and I are hoping to buy a house in Petersham and are in fact using a Petersham conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this morning contacted us to inform me that they have now hit a problem as our Petersham solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Petersham solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am assisting my aunt sell her house in Petersham. Does the conveyancer arrange an EPC or should I organise this?
After the abolition of Home Information Packs, energy assessments was left as a required element of moving house. An energy performance certificate should be commissioned prior to the property being marketed. It is not something that conveyancers normally organise. Where you are using a Petersham conveyancing solicitor they may be willing to arrange energy assessments given their contacts with reputable Petersham assessors
My wife and I have arranged a further advance on our home loan from Aldermore as we intend to conduct renovations to our home in Petersham. Are we obliged to choose a local Petersham solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore would not normally require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Petersham is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just acquired a semi-detached house in Petersham , What is the estimated time for the Land Registry to record the transfer to my name? My Petersham conveyancing solicitor works at snail pace, so I want to check that my purchase is recorded.
As far as conveyancing in Petersham registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. As of today roughly 80% of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs after the buyer has moved in to the property thus an expedited registration is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the encouragement of my in-laws I had a survey completed on a property in Petersham prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not grant a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Petersham. Conveyancing may be slightly more expensive based on your lender's requirements.
We are four weeks into a freehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Petersham. We are not happy. Could you you assist me in finding new solicitors?
A solicitor would need to be very bad in order to consider changing them. Has your loan offer been issued? In the event that it has you must advise them of the new contact details and get the offer are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid added charges and complications. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Petersham
My wife and I purchased a leasehold house in Petersham. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Petersham who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Petersham conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Petersham conveyancing firm to represent me?
You certainly can. We can put you in touch with a Petersham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Petersham premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60.45 years.